HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 12/06/2024
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Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6689
970.224.6134 - fax
fcgov.com/developmentreview
December 06, 2024
Klara Rossouw
Ripley Design
419 Canyon Ave.
Suite 200
Fort Collins, CO 80524
RE: VOA Sagebrush, PDR240011
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of VOA Sagebrush. If you have questions about any comments,
you may contact the individual commenter or direct your questions through your Development
Review Coordinator, Marissa Pomerleau via phone at (970) 416 -8082 or via email at
mpomerleau@fcgov.com.
This is a request for an affordable senior housing development at 3800 S Mason St
(parcel #9735187902). The applicant is proposing 4-story multifamily senior housing
project, accommodating 50 units and 50 surface parking spaces. This project will provide
100% affordable housing units, available to people at 30%-60% AMI. Access is taken from
S Mason Street west of the property. The site is directly east of S Mason St and approximately
0.21 mi south of E Horsetooth Rd. The property is located in the General Commercial (CG)
zone district and is subject to a Basic Development Review (BDR).
RIPLEY RESPONSE:
SHOPWORKS CIVIL RESPONSE:
SHOPWORKS ARCH RESPONSE:
VOLUNTEERS OF AMERICA RESPONSE:
FOX TUTTLE RESPONSE:
Comment Summary:
Department: Development Review Coordinator
Contact: Marissa Pomerleau mpomerleau@fcgov.com (970) 416-8082
Topic: General
Comment Number: 1
12/03/2024:
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I will be your primary point of contact throughout the development review and
permitting process. If you have any questions, need additional meetings with the
project reviewers, or need assistance throughout the process, please let me
know and I can assist you and your team. Include me in all email
correspondence with other reviewers and keep me informed of any phone
conversations. Thank you!
RIPLEY RESPONSE: Thanks, Marissa!
Comment Number: 2
12/03/2024:
The proposed development project is subject to a Basic Development Review.
The decision maker for your project will be the Director of Community
Development and Neighborhood Services, or their designee.
RIPLEY RESPONSE: Noted.
Comment Number: 3
12/03/2024:
I will provide you a roadmap specific to your development review project with
the final comment letter. It will help to identify each step of the process. For more
detailed process information, see the Development Review Guide at
www.fcgov.com/drg. This online guide features a color coded flowchart with
comprehensive, easy to read information on each step in the process. This
guide includes links to just about every resource you need during development review.
RIPLEY RESPONSE: Thank you.
Comment Number: 4
12/03/2024:
I will provide a Project Submittal Checklist with the final comment letter to assist
in your submittal preparation. Please use the checklist in conjunction with this
comment letter and the Submittal Requirements located at:
http://www.fcgov.com/developmentreview/applications.php.
If you have questions regarding items in the checklist, or the applicability of an
item to your project, please reach out to me.
RIPLEY RESPONSE: Thank you.
Number: 5
12/03/2024:
As part of your BDR submittal, a response to the comments provided in this
letter is required. The final letter is provided to you in Microsoft Word format.
Please use this document to insert responses to each comment for your
submittal, using a different font color.
Provide a detailed response for any comment asking a question or requiring an
action. Any comment requesting a response or requiring action by you with a
response of noted, acknowledged etc. will be considered not addressed. You
will need to provide references to specific project plans, pages, reports, or
expl Comment anations of why comments have not been addressed [when applicable].
RIPLEY RESPONSE: Noted. Thank you.
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Comment Number: 6
12/03/2024:
Correct file naming is required as part of a complete submittal. Please follow
the Electronic Submittal Requirements and File Naming Standards found here:
https://www.fcgov.com/developmentreview/files/electronic-submittal-requiremen
ts-and-file-naming-standards_v1_8-1-19.pdf?1703783275
File names should have the corresponding number, followed by the file type
prefix, project information, and round number.
For example: 1_SITE PLAN_Project Name_FDP_Rd1.
A list of numbers and prefixes for each file can be found at the link above.
RIPLEY RESPONSE: Thank you.
Comment Number: 7
12/03/2024:
All plans should be saved as optimized/flattened PDFs to reduce file size and
remove layers.
Per the Electronic Submittal Requirements AutoCAD SHX attributes need to be
removed from the PDF’s.
AutoCAD turns drawing text into comments that appear in the PDF plan set,
and these must be removed prior to submittal as they can cause issues with the
PDF file.
The default setting is "1" ("on") in AutoCAD. To change the setting and remove
this feature, type "EPDFSHX" (version 2016.1) or “PDFSHX (version 2017 and
newer) in the command line and enter "0".
Read this article at Autodesk.com for more on this topic:
https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarti
cles/sfdcarticles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-Aut
oCAD.html
RIPLEY RESPONSE: Thank you.
Comment Number: 8
12/03/2024:
The request will be subject to the Development Review Fee Schedule:
https://www.fcgov.com/developmentreview/fees.php.
I will provide an estimate of the initial fees to begin the development review
process based on your Conceptual Review Application. As noted in the
comments, there are additional fees required by other departments, and
additional fees at the time of building permit. The City of Fort Collins fee
schedule is subject to change – please confirm these estimates before submitting.
Development Review Application Fees will be due at time of the project being
submitted for formal review. If you have any questions about fees, please reach
out to me.
RIPLEY RESPONSE: Thank you.
Comment Number: 9
12/03/2024:
Payments can be made by check, debit/credit card or eCheck.
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If paying by check, make payable to “City of Fort Collins”. This is accepted at
the Development Review Center, 281 N College Ave, Fort Collins, CO 80524,
by mail or can be placed in the blue drop box located at the northwest side of
the building. Please mark it to the attention of your Development Review
Coordinator and reference the project it is associated with.
If paying by debit/credit card or eCheck, please go to fcgov.com/CitizenAccess,
select Planning/Development Review and search by inputting your project's
information*.
• Debit/Credit card payments include a convenience fee of 2% + $0.25 added
to all payments under $2,500.00, and 2.75% added to all payments over
$2,500.00.
• ECheck payments include a convenience fee of $0.50 added to all
payments between $0.00 - $99,999.99.
*Please advise your Development Review Coordinator as to which payment
method will be used. If choosing to pay online, your Development Review
Coordinator will provide you with the project information when the fees are
available to be paid.
Comment Number: 10
12/03/2024:
Submittals are accepted any day of the week, with Wednesday at noon being
the cut-off for routing the same week. Upon initial submittal, your project will be
subject to a Completeness Review. Staff has until noon that Friday to determine
if the project contains all required checklist items and is sufficient for a round of
review. If complete, a formal Letter of Acceptance will be emailed to you and the
project would be officially routed with its initial round of review, followed by a
formal meeting. Please check with me, your Development Review Coordinator,
regarding review timelines.
As you are preparing to submit your formal plans, please notify me with an
anticipated submittal date. Applications and plans are submitted electronically
to me by email or secured file sharing applications.
Pre-submittal meetings can be beneficial to ensure you have everything for a
complete submittal. Please reach out and I will assist in those arrangements.
RIPLEY RESPONSE: Thank you, payment will be coordinated the week of the submission.
Comment Number: 11
12/03/2024:
Upon the scheduling of a Neighborhood Meeting, or initial review of the formal
Development Review Application, a Development Review sign will be posted
on the property. This sign will be posted through the final decision and appeal
process. A request for the removal of signs will be made by your Development
Review Coordinator at the appropriate time.
RIPLEY RESPONSE: The applicant team is not pursuing this option at this time.
Comment Number: 12
12/03/2024:
Once your project has been formally reviewed by the City and you have received
comments, please resubmit within 180 days, approximately 6 months, to avoid
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the expiration of your project.
RIPLEY RESPONSE: Noted, thank you.
Department: Planning Services
Contact: Jill Baty jbaty@fcgov.com
Topic: General
Comment Number: 1
12/03/2024: INFORMATION: This site is located in the General Commercial
Zone District and Lighting Context Area 2.
RIPLEY RESPONSE: Thank you for the information.
Comment Number: 2
12/03/2024: INFORMATION: MIDTOWN MASTER PLAN:
Please incorporate features in the design of the site that will contribute to the
overall vision of the Midtown Master Plan. If you are not familiar with this plan,
please spend some time with it prior to designing your project submittal:
This site is located within the Midtown Master Plan which aims to create a
vibrant, multi-use district with a strong sense of identity. The plan prioritizes
pedestrian and cyclist-friendly streets, featuring active urban plazas, public art,
and civic facilities. The plan envisions Midtown's streetscape as having a
unique character, including integrating functional elements like benches, bike
racks, and signage as art.
Key features of the plan include:
- An arts & entertainment focus, with a major urban plaza for events and
year-round use, possibly near the Foothills Mall, as well as public art and
themed designs for signage, benches, etc.
- A focus on energy efficiency and sustainable materials in new buildings.
Designs should prioritize alternative transportation and minimize the centrality of
the automobile.
- The plan envisions creating major and minor public open spaces, to include
plazas and outdoor cafe-type spaces, with pedestrian and bike-friendly
connections between these types of spaces.
- Denser housing developments that integrate commercial, retail, and recreational
spaces, with the hope of boosting the area's cultural and economic vibrancy.
- Design excellence: A priority will be placed on high-quality, innovative design
with a cohesive aesthetic. Sustainability, open spaces, and pedestrian
experiences will be key elements.
RIPLEY RESPONSE: Our team has spent some time digesting and learning about the Mid -Town Masterplan and are
proposing a few key strategies to align more closely with it.
Specific attention was given to the Mason Street frontage from a design standpoint. The front entry plaza on the south side
of the building features a porch-like condition for guests and residents to sit and meet and encourage an inviting presence
along the public walkway. An intermediate seating node is included just north of the entrances along Mason that also
accommodates a wider sidewalk section for passing. On the north end of the frontage, another seating node is included
with benches arranged in an “L” shade to promote socializing. Incorporating art is an important part of the Midtown plan,
and the project architect has thoughtfully acknowledged the “branding” pattern for this area on the building facade
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brickwork. Overall, the intent is to provide and build a community-oriented building that adds social and aesthetic value to
the Mason Street Corridor.
Comment Number: 3
12/03/2024: INFORMATION: MIDTOWN MASTER PLAN:
Please incorporate features in the design that will contribute to the vision of the
grand promenade:
The Midtown Master Plan envisions a grand promenade along Mason and
MAX. South of Horsetooth Station, this promenade will feature enhanced
sidewalks, creating a more inviting environment for pedestrians and cyclists.
The promenade is meant to be a major public space that connects various parts
of Midtown. It is to feature public art, plazas, and other community oriented -
spaces that invite year-round- use.
There should be a focus on creating a network of interconnected streets and
paths, including between smaller open and civic spaces, public, semi-private,
and private. This should include enhanced east -west- pedestrian and bike walkways.
The landscaping along the promenade should be dense and richly textured,
drawing from native and climatically adapted plant species. It should feature a
consistent grid of formally spaced trees along the right -of-way, ideally planted in
a double row. This landscaping approach will enhance the visual appeal and
atmosphere of the promenade.
An internalized outdoor courtyard near the promenade could be developed to
enhance the walking and biking experiences for residents and visitors,
contributing to the public and semi-public spaces that make up the promenade.
Sub-area signage along the promenade will help identify specific zones within
Midtown, reinforcing the district's character and guiding pedestrians.
RIPLEY RESPONSE: See response to the comment above for more information. And in adding to the response above, an
outdoor courtyard has been developed for resident use and ample bike parking has been provided in convenient locations
for easy use and access. From a landscape perspective, street trees have both been preserved and added along Mason,
and the landscaping has been designed to promote low-water use and native landscape strategies.
Comment Number: 4
12/03/2024: INFORMATION: AFFORDABLE HOUSING:
- This project qualifies as an Affordable Housing Project, providing 100% of the
units as affordable to people at 30-60% AMI.
- Please see Division 5.2 for regulations on compliance, reporting and other
topics related to Affordable Housing.
- Please note there are several incentives related to Affordable Housing in the
Land Use Code:
- Building Height: in the General Commercial Zone District, an Affordable
Housing Apartment Building can be up to 6 stories tall.
- Landscaping and Trees: the minimum size of planted trees and shrubs is
reduced. Please see LUC Section 5.10.1(D)(5) (on page 79) for more detail.
- Parking: only 39 parking spaces would be required for this proposal.
SHOPWORKS ARCH RESPONSE: VOA to provide Affordable Housing Affidavit.
Comment Number: 5
12/03/2024: FOR SUBMITTAL: OFF-SITE PEDESTRIAN AND BIKE
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CONNECTIONS: Please ensure your streetscape design aligns with the
Midtown Master Plan vision. The streetscape must be treated with extra
Pedestrian oriented attention. This must include seating, -pedestrian o-riented
light fixtures, and enhanced landscaping. Please see LUC 2.6.1,
Transit Oriented- Development Overlay Zone for more information.
RIPLEY RESPONSE: See response comment 2 and 3 above. Existing streetlights existing along Mason Street on our
property frontage and on the west side of the corridor serving the public sidewalk.
Comment Number: 6
12/03/2024: FOR SUBMITTAL: OFF-SITE PEDESTRIAN AND BIKE
CONNECTIONS: Please provide enhanced pedestrian connections to Mason
Place and to the IBMC College site. Please also consider enhanced pedestrian
connections to the properties on the east.
SHOPWORKS ARCH RESPONSE: Connections to the east and south will be removed, there is significant grade from our
property to the neighboring sites. Since this is a Senior apartment building there’s no benefit in connecting the car
dealership or the college at this point.
Comment Number: 7
12/03/2024: FOR SUBMITTAL: OFF-SITE PEDESTRIAN AND BIKE
CONNECTIONS: Please consider coordinating with Mason Place on a shared
civic space. This should include enhanced pedestrian connections, but could be
as ambitious as a shared plaza or other similar space.
SHOPWORKS ARCH RESPONSE: at the north end of the site, adjacent to our bike room there is a seating node to promote
interaction between this property and Mason Place, due to the existing Fire and drive lanes there isn’t room to make
additional connections.
Comment Number: 8
12/03/2024: FOR SUBMITTAL: OFF-SITE PEDESTRIAN AND BIKE
CONNECTIONS: Please show how a user moves from the bike path on Mason
to the bike parking on the site. The Midtown Master Plan notes that publicly
available bike parking should be artistic in design.
RIPLEY RESPONSE: See sketch below for safe and accessible access to the Mason Trail via bicycle or on foot.
Comment Number: 9
12/03/2024: FOR SUBMITTAL: DESIGNING FOR PEDESTRIANS AND
BIKES ON-SITE: Please provide 56 bike parking spaces (1 space per
bedroom), with 34 enclosed and 16 fixed. There is an Alternative Compliance
section if 56 spaces does not feel like an appropriate fit. Please see LUC
5.9.1(C)(4)(d) for more detail. But please keep in mind Planning will take a long
perspective on the use of this site and this area of the city is meant to focus on
alternative transportation options.
SHOPWORKS ARCH RESPONSE: There is a total of 51 bedrooms. 52 bike parking spaces have been provided, 31 enclosed
and 20 fixed.
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Comment Number: 10
12/03/2024: INFORMATION: DESIGNING FOR PEDESTRIANS AND BIKES
ON-SITE: Please consider providing an outdoor space for employees to take
brakes, have lunch, etc.
RIPLEY RESPONSE: Employees are welcome to utilize the amenity space on the ground floor or the upstairs patio for
breaks.
Comment Number: 11
12/03/2024: FOR SUBMITTAL: DESIGNING FOR PEDESTRIANS AND
BIKES ON-SITE: Please provide walkways that are a minimum of 8 feet wide.
Please ensure all walkways and parking lot design will be compatible with any
EV charging or EV-ready requirements in the Building Code.
SHOPWORKS ARCH RESPONSE: Primary walkways within the site are 8’-0” wide. EV spaces have been designed to U.S.
Access Board standards.
Comment Number: 12
12/03/2024: FOR SUBMITTAL: DESIGNING FOR PEDESTRIANS AND
BIKES ON-SITE: Please connect the walkways along the north and east sides
of the building. Please connect the paving around the main entrance and the
paving in the outdoor patio. A secure gate between them would be fine. This
could provide residents a homey "back door" entrance type of feel in addition to
providing access to any residents, employees or visitors with mobility difficulties.
SHOPWORKS ARCH RESPONSE: Walkway connects in a full loop around the building.
Comment Number: 13
12/03/2024: FOR SUBMITTAL: DESIGNING FOR ON-SITE AUTO USE:
Please consider how the drop-off point might function for residents if EMTs are
occupying that space.
SHOPWORKS ARCH RESPONSE: There is over 1500sqft of space for residents to occupy at the main entry, this will
provide options should the dropoff area be occupied.
Comment Number: 14
12/03/2024: FOR SUBMITTAL: DESIGNING FOR ON-SITE AUTO USE:
Please not that there is no on-street parking permitted- on Mason Street. Will
this plan provide guest parking? Guest parking must be located within 200 feet
of any dwelling unit that it is intended to serve.
SHOPWORKS ARCH RESPONSE: We have parked the site at a 1:1 ratio, above what is required, this will allow for
additional guest parking.
Comment Number: 15
12/03/2024: FOR SUBMITTAL: DESIGNING FOR ON-SITE AUTO USE:
Please note that only 39 parking spaces are required under the LUC. Moving
forward, to comply with new state statutes around transit corridors, this property
will have no parking would be required for a residential use at this site.
SHOPWORKS ARCH RESPONSE: Thank you for the comment, this site has been parked at a 1:1 ratio as parking is an
important benefit for the owner.
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Comment Number: 16
12/03/2024: FOR SUBMITTAL: DESIGNING FOR ON-SITE AUTO USE:
Please see our Parking Lot Perimeter Landscaping standards. Some of the
site plans provided with the application show adequate trees; others do not.
Please see LUC 5.10.1(E)(4) for more information.
RIPLEY RESPONSE: Perimeter parking landscape standards have been addressed in more detail on the landscape sheets.
Comment Number: 17
12/03/2024: FOR SUBMITTAL: DESIGNING FOR ON-SITE AUTO USE:
Parking lot will need to be screened to a height of 6’ from the residential uses to
the north. (Unless a shared access drive is contemplated). The screening will
need to block at least 75% of light from headlights. Please see LUC 5.10.1(E)
(4) for more information.
SHOPWORKS ARCH RESPONSE: Due to the shared Fire Lane and acess drive there will not be an opportunity to screen
Mason Place to the north.
RIPLEY RESPONSE: It should be noted that there are no headlights directed towards the residential units and as such
screening would not be needed.
Comment Number: 18
12/03/2024: FOR SUBMITTAL: DESIGNING FOR ON-SITE AUTO USE: Six
percent of the interior space of the parking lot will need to be landscaped areas.
These plans look like they’re close if not achieving this. Approximately 10 trees
will be required within these parking lot interior landscaped areas.
RIPLEY RESPONSE: Parking lot trees have been provided to the extent feasible and in all the landscape islands as
required by code.
Comment Number: 19
12/03/2024: FOR SUBMITTAL: GENERAL LANDSCAPING: Landscaping and
Tree Protection please be advised that the state has new regulations regarding
non-functional turf grass that could affect landscaping design for this site.
RIPLEY RESPONSE: Per the proposed design there is no non-functional turf being proposed. Dog Tuff, a low water use
and durable variety of turf is being proposed to limit water use and align with the state goals.
Comment Number: 20
12/03/2024: FOR SUBMITTAL: GENERAL LANDSCAPING: Please be
advised that using wood or other organic mulch will improve soil quality. If rock
mulch is to be used, smaller rocks interlock more readily reducing the amount of
rocks spilling out of landscape beds and reducing evaporation within those
beds. Landscape fabric is discouraged.
RIPLEY RESPONSE: Thank you, we will take this into consideration as the plans develop.
Comment Number: 21
12/03/2024: FOR SUBMITTAL: GENERAL LANDSCAPING: Non-irrigated
shortgrass prairie grasses or other adapted grasses that have been certified as
Xeriscape landscaping may be established in remote, lowuse or -lowvisibility- areas.
beds. Landscape fabric is discouraged.
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RIPLEY RESPONSE: Thank you, we will take this into consideration as the plans develop.
Comment Number: 22
12/03/2024: FOR SUBMITTAL: TOD BUILDING DESIGN STANDARDS:
Please see LUC 2.6.1 for details about the building design standards in the
Transit-Oriented Development Overlay Zone. These include:
- enhancing first or first and second stories in multi-story buildings to ensure
pedestrian relatability to buildings,
- enhanced building entry ways, including prominent overhangs and other
possible features,
- step backs above 2 stories. Note that Mason Place does step back 1 foot in
the third story,
- enhanced cornice treatments in street-facing walls.
SHOPWORKS ARCH RESPONSE: Building materiality and brick detailing have been provided to enhance the pedestrian
scale at level 1. Overhangs and canopies have been provided at all building entries, the overhang at the main entry &
courtyard have been extended to provide a “porch” feel for residents and pedestrians. A material stepback has been
provided between level 2 & 3.
Comment Number: 23
12/03/2024: FOR SUBMITTAL: TRASH AND RECYCLING ENCLOSURES:
Please provide more detail on the enclosure. Please see LUC 5.11.1 for more
detail on our standards and requirements.
SHOPWORKS ARCH RESPONSE: Trash enclosures are located within the building with an internal access door and
overhead door access to the loading area at the parking lot. Recycling and Trash receptacles have been provided. Further
detail for the trash enclosure has been provided at a scale of 1” = 10-0" on the architectural Level 1 Floor Plan.
Comment Number: 24
12/03/2024: FOR SUBMITTAL: EXTERIOR SITE LIGHTING: This site is within
Lighting Context Area, LC2. The City of Fort Collins has strict lighting standards
meant to protect human and ecosystem health, while balancing the need for
evening lighting for safety and comfort of using outdoor spaces. Please ensure
plans comply with LUC 5.12.1.
SHOPWORKS ARCH RESPONSE: Lighting design complies with LUC 5.12.1
Department: Engineering Development Review
Contact: Dave Betley dbetley@fcgov.com 970-221-6573
Topic: General
Comment Number: 1
11/19/2024: The site will require a Traffic Impact Study to address the impacts
of the site on the local infrastructure. Scoping of the study will need to be
coordinated with traffic.
FOX TUTTLE RESPONSE: A traffic letter has been prepared and submitted with this BDR package.
Comment Number: 2
11/19/2024: The developer may be responsible for a proportional share of
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active mode plan improvements for the crosswalk on Boardwalk/Mason and the
bicycle network along college. This will need to be addressed.
SHOPWORKS CIVIL RESPONSE: A traffic letter is completed and submitted with this BDR package. In summary, the study
area meets or exceeds the pedestrian LOS requirements as set forth by the City's Pedestrian Plan.
Comment Number: 3
11/19/2024: The Development Agreement states the developer is responsible
for all costs for the initial installation of traffic signing and striping for this
development, including internal street operations and any adjacent or adjoining
local, collector or arterial streets. Signing and striping changes may be needed
on Mason based on the Traffic Impact Study.
SHOPWORKS CIVIL RESPONSE: A traffic letter is completed and submitted with this BDR package.
Comment Number: 4
11/19/2024: The adjacent sidewalk will need to be improved to ADA standards
if it does not meet its current criteria. The developer will need to look at
detaching the sidewalk. The site design should reflect the property to the north
on Mason and how they designed their street landscaping.
SHOPWORKS CIVIL RESPONSE: Sidewalk was detached and realigned per discussions with the City. A portion was
allowed to remain attached to preserve existing trees.
Comment Number: 5
11/19/2024: Mason Street is listed as a two lane arterial. Right of way of 36
feet with a 15 foot utility easement was dedicated in 2019. The dedication
matches the what was constructed at 3750 S Mason. Additional discussion will
need to be engaged on the review process.
SHOPWORKS CIVIL RESPONSE: Right of way and utility easements are depicted on the site plan.
Comment Number: 6
11/19/2024: The site will need to provide a detached sidewalk and meet the
streetscaping needs for Mason Street. The proposed cross section will need
coordination with forestry.
SHOPWORKS CIVIL RESPONSE: Sidewalk was detached and realigned per discussions with the City. A portion was
allowed to remain attached to preserve existing trees.
RIPLEY RESPONSE: a tree inventory has been prepared based on a tree walk with forestry. Detail and fine grading shall be
developed with forestry input to ensure trees that are remaining along Mason have best chance of survival.
Comment Number: 7
11/19/2024: No parking is allowed on Mason Street. It is listed as a two lane arterial.
SHOPWORKS CIVIL RESPONSE: Noted, no parking is shown on Mason Street.
Comment Number: 8
11/19/2024: The design of the site will need to reflect and support the
Midtown in Motion Plan. The Midtown in Motion Plan prioritizes mobility. This
will require a better pedestrian realm for the development.
SHOPWORKS ARCH RESPONSE: Primary walks on site are 8’-0” wide and connect via a full loop around the site for
enhanced mobility options.
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Comment Number: 8
11/19/2024: Larimer County Road Impact Fees and Transportation Capital
Expansion Fees are due before issuance of building permit. For more
information, please visit https://www.fcgov.com/engineering/tcef.php
VOLUNTEERS OF AMERICA RESPONSE: Acknowledged
Comment Number: 9
11/19/2024: Any damaged curb, gutter and sidewalk existing before
construction, as well as streets, sidewalks, curbs and gutters, destroyed,
damaged or removed due to construction of this project, must be replaced or
restored to City of Fort Collins standards at the Developer's expense before the
acceptance of completed improvements and/or before the issuance of the first
Certificate of Occupancy.
VOLUNTEERS OF AMERICA RESPONSE: Acknowledged
Comment Number: 10
11/19/2024: All public sidewalk, driveways and ramps, existing or proposed,
adjacent or within the site, need to meet ADA standards. If they currently do not,
they will need to be reconstructed so that they do meet current ADA standards
as a part of this project
SHOPWORKS CIVIL RESPONSE: All public sidewalks have been reconstructed and new private walkways and ramps have
been constructed to meet ADA standards.
Comment Number: 11
11/19/2024: Any public improvements must be designed and built in
accordance with the Larimer County Urban Area Street Standards (LCUASS).
They are available online at: https://www.larimer.org/urban-area-street-standards-2021
SHOPWORKS CIVIL RESPONSE: LCUASS was followed for design and referenced where appropriate.
Comment Number: 12
11/19/2024: The location and design of bicycle improvements are determined
by the Active Modes Plan, adopted by City Council in December 2022. Various
designs are designated by street as outlined on the following map:
https://fcgov.maps.arcgis.com/apps/webappviewer/index.html?
id=21f8371afffd4b339ce7bcbdb6b27585 Any frontages not shown should
default to LCUASS standards.
RIPLEY RESPONSE: The active modes plan does not identify a specific facility for this property frontage.
Comment Number: 13
11/19/2024: Some designs outlined in the Active Modes Plan and the Master
Street Plan have not yet been added to LCUASS. Please inquire with staff if the
designation of the specific frontage or intersection you are developing does not
have a corresponding standard in LCUASS.
RIPLEY RESPONSE: The active modes plan does not identify a specific facility for this property frontage.
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Comment Number: 14
11/19/2024: This project is responsible for dedicating any right-of-way and
easements that are necessary or required by the City for this project (i.e.
drainage, utility, emergency access). This shall include the standard utility
easements that are to be provided behind the right-of-way (15 foot along an
arterial, 8 foot along an alley, and 9 foot along all other street classifications).
Information on the dedication process, as well as deed templates for dedication
by separate document, can be found at:
http://www.fcgov.com/engineering/devrev.php
SHOPWORKS CIVIL RESPONSE: Noted, easements have already been dedicated previously.
Comment Number: 15
11/19/2024: Utility plans will be required and a Development Agreement will be
recorded once the project is finalized. If civil construction plans (utility plans) are
required: Please use LCUASS Appendix E as a reference for what needs to be
SHOPWORKS CIVIL RESPONSE: Civil Utility Plans have been provided with submittal
included in the utility plans.
Comment Number: 16
11/19/2024: A Development Construction Permit (DCP) will need to be
obtained before starting any work on the site.
VOLUNTEERS OF AMERICA RESPONSE: acknowledged
Comment Number: 17
11/19/2024: LCUASS parking setbacks (Figure 19-6) apply and will need to
be followed depending on parking design.
SHOPWORKS CIVIL RESPONSE: LCUASS parking setback was followed for new parking layout
Comment Number: 18
11/19/2024: All fences, barriers, posts or other encroachments within the public
right-of-way are only permitted upon approval of an encroachment permit.
Applications for encroachment permits shall be made to the Engineering
Department for review and approval before installation. Encroachment items
shall not be shown on the site plan as they may not be approved, need to be
modified or moved, or if the permit is revoked then the site/ landscape plan is in
non-compliance.
SHOPWORKS CIVIL RESPONSE: No encroachments are shown within the public right of way
Comment Number: 19
11/19/2024: The development cannot use the right-of-way for any Low Impact
Development to treat the site’s storm runoff. We can look at the use of some
LID methods to treat street flows – the design standards for these are still in
development.
SHOPWORKS CIVIL RESPONSE: Right of way was not used for any low impact development. Extended detention basins
are proposed onsite.
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Comment Number: 20
11/19/2024: Doors are not allowed to open out into the right-of-way.
SHOPWORKS ARCH RESPONSE: There are no doors swinging into the right of way.
Comment Number: 21
11/19/2024: Any bike parking that is required for the project cannot be placed
within the right-of-way, and if it is placed just behind the right-of-way, it needs to
be placed so that when bikes are parked, they do not extend into the
right-of-way.
RIPLEY RESPONSE: There are no bike parking facilities in or protruding into the ROW.
Comment Number: 22
11/19/2024: In regard to construction of this site, the public right-of-way shall
not be used for staging or storage of materials or equipment associated with
the Development, nor shall it be used for parking by any contractors,
subcontractors, or other personnel working for or hired by the Developer to
construct the Development. The Developer will need to find a location(s) on
private property to accommodate any necessary staging and/or parking needs
associated with the completion of the Development. Information on the
location(s) of these areas will be required to be provided to the City as a part of
the Development Construction Permit application.
SHOPWORKS CIVIL RESPONSE: Erosion control plan has been provided and shows staging onsite throughout
construction
Comment Number: 23
11/19/2024: Developments often involve negotiation and consensus with other
agencies and property owners. If there is an affected ditch, private
easement/utility, HOA, railroad, state maintained road, or offsite work that is
anticipated with the development of this site, it would be beneficial for the
applicant to get those conversations started now. Signed Letter(s) of Intent (LOI)
from affected entities must be accepted by the City before scheduling a public
hearing, and these documents are part of the development review submittal
requirements. The City will not approve projects that do not have the signed
approval of affected entities. A full list of submittal requirements can be found
here: https://www.fcgov.com/developmentreview/applications.php
VOLUNTEERS OF AMERICA RESPONSE: acknowledged
Comment Number: 24
11/19/2024: Any Development that intends to do work within the CDOT
right-of-way should reach out to the agency directly in order to obtain the
necessary permitting. Please reach out to Tim Bilobran
(timothy.bilobran@state.co.us) for more information. The site will also need to
coordinate with CDOT on access and address site design with the south
College Access Control Plan.
VOLUNTEERS OF AMERICA RESPONSE: the design team will contact CDOT
RIPLEY RESPONSE: The Traffic letter does not identify the need for improvements along College intersections.
The team will reach out prior to permitting if access control during construction is needed along College.
Department: Historic Preservation
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Contact: Jim Bertolini jbertolini@fcgov.com 970-416-4250
Topic: General
Comment Number: 1
INFORMATION – HISTORIC SURVEY - WAIVED:
At conceptual review, the applicant is responsible for working with City staff to
determine if any structures on the development site and, when relevant, within
200 feet of the development site, are designated historic resources or are
eligible for historic designation [LUC 5.8.1(C)(2)]. Structures subject to this
requirement must be at least 50 years old. This process involves ordering
historic property surveys if no such documentation has been produced for the
property in the last five years.
Based on County Assessor information and City building permits, the car
dealership at 3835 S. College Avenue was built in 1975 and would be subject
to historic survey by the time this project is submitted for formal review. Although
there is no formally dedicated alley, staff will consider the proposed rear parking
of the development and rear parking of the dealership as a rear alley for the
purposes of applying design compatibility. Staff will work on the assumption that
the dealership is eligible, however, if the applicant would prefer a formal finding,
one can be ordered through Preservation staff at the applicant’s expense.
SHOPWORKS ARCH RESPONSE: This has been noted, thank you for the comment.
Comment Number: 2
INFORMATION - CODE REQUIREMENTS FOR WHEN HISTORIC
RESOURCES ARE NEAR DEVELOPMENT SITE:
If no structures or other features on the development site are historic resources
(based on the information provided by the surveyor), Historic Preservation
review of your proposed development would be limited to section 5.8.1(F),
which provides various standards regarding architectural compatibility with
abutting and nearby historic properties within 200 feet. The purpose of the
design compatibility standards is not to force derivative architecture, but rather
to establish a few points of commonality and create a fundamental harmony
between the old and the new. Those requirements are designed to create an
appropriate design relationship between new construction and nearby historic
resources. They cover building massing and design features and, for larger
developments, are applied only to the new construction that is closest to the
identified historic structures, i.e. the “historic influence area.” This is illustrated in
5.8.1(C)(2).
If an abutting property is a historic resource or there are historic resources on
the development site, the design compatibility requirements are typically met
relative to that property, even if there are other historic resources within the
200-foot boundary.
SHOPWORKS ARCH RESPONSE: Designed with section 5.8.1(F) in mind, see following comment
Comment Number: 3
FOR APPROVAL – DESIGN COMPATIBILITY:
This project would only need to meet two of the design compatibility
requirements listed in Table 1. It already meets requirement 1 for matching
building massing. Once elevation drawings are refined, Preservation staff can
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confirm an additional item from the list is met.
SHOPWORKS ARCH RESPONSE: Additionally, building materials have been design to meet the requirements of Table 1.
Comment Number: 4
FOR APPROVAL – HISTORIC PRESERVATION COMMISSION:
The applicant is required to seek a recommendation to the decision maker from
the HPC for development sites that contain historic resources or have historic
resources within 200 feet. The recommendation addresses compliance of the
development with Section 5.8.1 of the land use code. Staff has the discretion to
waive that requirement and provide staff comments that note that all
requirements have been met and the project has only minor or no impact on
historic resources. The HPC meets every third Wednesday of the month.
Based on the limited design compatibility requirements, and that the project is
affordable, staff does not expect to refer this to the HPC.
SHOPWORKS ARCH RESPONSE: This has been noted, thank you for the comment.
Department: Traffic Operation
Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175
Topic: General
Comment Number: 1
11/20/2024: PRE-SUBMITTAL: A Transportation Impact Study will be required
with the submittal of this project according to the City of Fort Collins guidelines
in chapter 4 of the Larimer County Urban Area Street Standards. Please have
your traffic engineer contact our office to scope the study.
FOX TUTTLE RESPONSE: Thank you, a traffic letter has been included with this package.
Comment Number: 2
11/20/2024: PRE-SUBMITTAL: An evaluation of the Multi Modal Level of
Service will be required within the Transportation Impact Study and will include
an evaluation of the the directness, continuity, safety, security, and visual
interests and amenities for bikes and pedestrian connections in the surrounding
area of this project. This will be scoped with the the TIS.
FOX TUTTLE RESPONSE: Thank you, a traffic letter has been included with this package. The MMLOS was analyzed and
added to the trip generation letter. In summary, the study area meets or exceeds the pedestrian LOS requirements as set
forth by the City's Pedestrian Plan.
Comment Number: 3
11/20/2024: The Colorado Department of Transportation CDOT will need to be
routed with this projects if there are potential impact to any of the intersections
along College Avenue (US Highway 287). An updated Access Permit may be
required based on the level of impact. Please contact Tim Bilobran and Allyson
Young to coordinate. timothy.bilobran@state.co.us allyson.young@state.co.us
FOX TUTTLE RESPONSE: The design team will contact CDOT.
RIPLEY RESPONSE: The Traffic Letter does not identify the need for improvements along College intersections.
17
The team will reach out prior to permitting if access control during construction is needed along College.
Comment Number: 4
12/02/2024: INFORMATION: The City of Fort Collins Active Modes Plan calls
for the addition of a High Visibility Crosswalk at Mason and Boardwalk. This
location will likely be evaluated in the MMLOS and could require a proportional
contribution to improvements at this crossing.
RIPLEY RESPONSE: A traffic letter is completed and submitted with this BDR package.
Department: Stormwater Engineering – Erosion Control
Contact: Andrew Crecca acrecca@fcgov.com
Topic: Erosion Control
Comment Number: 1
11/13/2024: INFORMATION:
This project is located within the City's MS4 boundaries and is subject to the
erosion control requirements located in the Fort Collins Stormwater Criteria
Manual (FCSCM), Chapter 2, Section 6.0. A copy of those requirements can be
found at www.fcgov.com/erosion
Based upon this project type, Conceptual Development Reviews (CDRs) &
Preliminary Design Reviews (PDRs) alone do not trigger erosion control
requirements. Please be aware that future submittals or planned work will be
evaluated based upon the submittal requirements of FCSCM and may require
Erosion Control Materials including Plans, Reports, Escrow Calculations and
Inspection Fees.
SHOPWORKS CIVIL RESPONSE: Erosion control plans.report and escrow calculation have been provided with BDR
submittal.
Department: Stormwater Engineering – Water Utilities
Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418
Topic: General
Comment Number: 2
12/03/2024: Master plan and criteria compliance (site specific comment):
The design of this site must conform to the drainage basin design of the Mail
Creek Basin Master Drainage Plan as well the Fort Collins Stormwater Criteria
Manual (FCSCM). The stormwater criteria manual is available on our website
here: https://www.fcgov.com/utility-development
AND
This site is part of Mason Place PSH development and must conform to the
drainage design of the approved development plans.
SHOPWORKS CIVIL RESPONSE: The Mail Creek Basin Master Drainage Plan and FCSCM was followed within the drainage
report.
Comment Number: 3
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12/03/2024: Documentation requirements (site specific comment):
A drainage report and construction plans are required and must be prepared by
a Professional Engineer registered in the State of Colorado. The drainage
report must address the four-step process for selecting structural BMPs.
SHOPWORKS CIVIL RESPONSE: A drainage report was provided with BDR submittal.
Comment Number: 4
12/03/2024: Stormwater outfall (site specific comment):
The stormwater outfall options for this site appear to be the 18-inch storm sewer
in Mason Street.
SHOPWORKS CIVIL RESPONSE: Agreed, storm sewer has been connected to existing infrastructure leading to the 18”
storm sewer in Mason.
Comment Number: 5
12/03/2024: Detention requirements (standard comment):
When improvements are proposed to an existing developed site and there is an
increase in impervious area greater than 1,000 square feet, additional onsite
detention is required for runoff from new impervious surfaces. These new flows
will need to be detained to the 2-year historic discharge rate. *Please contact
us to discuss the details of stormwater detention on existing sites.*
SHOPWORKS CIVIL RESPONSE: As noted in the PDR meeting, detention is not required for the site. WQCV has been
provided however.
Comment Number: 6
12/03/2024: Water Quality and Low Impact Development requirements
(standard comment):
All new or modified impervious areas require stormwater quality treatment. In
addition, the City requires the use of Low Impact Development (LID) methods to
treat stormwater quality on all new or redeveloping property, including sites
required to be brought into compliance with the Land Use Code. There are two
(2) categories of LID requirements; the development will need to meet one of
the two following options:
1. LID with Permeable Pavers: When using the permeable pavers option, 50%
of the new or modified impervious areas must be treated by LID methods. Of
the new or modified paved areas, 25% must be pervious.
2. LID - without Pavers: 75% of all new or modified impervious areas must be
treated by LID methods. This typically consists of a rain garden or bioretention
system, but other options are allowed.
The remainder of the water quality treatment can be accomplished ‘standard’ or
LID water quality methods. Accepted methods are described in the Fort Collins
Stormwater Criteria Manual (FCSCM), Chapter 7:
http://www.fcgov.com/utilities/business/builders-and-developers/development-fo
rms-guidelines-regulations/stormwater-criteria
SHOPWORKS CIVIL RESPONSE: Onsite extended detention basins as well as disconnected impervious areas have been
provided onsite to provide LID.
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Comment Number: 7
12/03/2024: Imperviousness documentation (standard comment):
The existing and proposed impervious areas need to be documented in the
drainage report. Drainage requirements and development fees are based on
the new impervious area. An exhibit showing the existing and proposed
impervious areas with a table summarizing the areas is required with the first
project submittal.
SHOPWORKS CIVIL RESPONSE: As noted in the PDR meeting, the proposed imperviousness is lower than the existing.
Calculations for imperviousness have been provided in the drainage report.
Comment Number: 8
12/03/2024: Detention drain times (standard comment):
Per Colorado Revised Statute §37-92-602 (8) that became effective August 5,
2015, criteria regarding detention drain time will apply to this project. As part of
the drainage design, the engineer will be required to show compliance with this
statute using a standard spreadsheet (available on request) that will need to be
included in the drainage report. Upon completion of the project, the engineer
will also be required to upload the approved spreadsheet onto the Statewide
Compliance Portal. This will apply to any volume-based stormwater storage,
including extended detention basins.
SHOPWORKS CIVIL RESPONSE: Detention is not being provided onsite. WQCV is being released within the standard drain
time.
Comment Number: 9
12/03/2024: Inspection and maintenance (standard comment):
There will be a final site inspection of the stormwater facilities when the project
is complete, and the maintenance is handed over to an HOA or another
maintenance organization. Standard operating procedures (SOPs) for on-going
maintenance of all onsite drainage facilities will be included as part of the
Development Agreement. More information and links can be found at:
http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low-im
pact-development
SHOPWORKS CIVIL RESPONSE: Noted for future.
Comment Number: 10
12/03/2024: Fees (standard comment):
The 2024 city wide Stormwater development fee (PIF) is $11,834/acre
($0.2717/ sq. ft.) of new impervious area over 350 square feet. No fee is
charged for existing impervious area. This fee is to be paid at the time each
building permit is issued. Information on fees can be found at:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen
t-development-fees
or contact our Utility Fee and Rate Specialists at (970) 416 -4252 or
UtilityFees@fcgov.com for questions on fees.
VOLUNTEERS OF AMERICA RESPONSE: acknowledged
Monthly fees - http://www.fcgov.com/utilities/business/rates
Comment Number: 11
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12/03/2024: Offsite Stormwater Flows (standard comment):
The development will need to accept and pass any existing offsite flows.
SHOPWORKS CIVIL RESPONSE: The development is accepting and bypassing all existing offsite flows.
Department: Water-Wastewater Engineering
Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418
Topic: General
Comment Number: 1
12/03/2024: Existing Water Infrastructure (site specific comment):
There is an existing 8-inch water main in South Mason Street.
SHOPWORKS CIVIL RESPONSE: Noted and shown on plans
Comment Number: 2
12/03/2024: Existing Sewer Infrastructure (site specific comment):
There is an existing 10-inch sanitary sewer main in South Mason Street.
SHOPWORKS CIVIL RESPONSE: Noted and shown on plans
Comment Number: 3
12/03/2024: Service abandonment (standard comment):
Any existing water and sewer services that are not planned to be reused with
this project will be required to be abandoned at the main.
SHOPWORKS CIVIL RESPONSE: No water or sewer services are currently planned on the site.
Comment Number: 4
12/03/2024: Service sizing (standard comment):
The water service and meter for this project site will need to be sized based on
the AWWA M22 manual design procedure. A sizing justification letter that
includes demand calculations for maximum flows and estimated continuous
flows will need to be provided as a part of the final submittal package for this project.
SHOPWORKS CIVIL RESPONSE: Water meter calcs have been included with the BDR.
Comment Number: 5
12/03/2024: Sewer discharge (site specific comment)
Please note that all City of Fort Collins Utility Customers are subject to City
Code requirements for wastewater. These requirements include Section
26-306 Wastewater Discharge Permit Requirements and Section 26-332
Prohibitive Discharge Standards. A permit may be required depending on
activities on the site; however, discharge standards apply to every customer,
both large and small, regardless of what activities take place on the site.
Please contact Industrial Pretreatment, Industrial_Pretreatment@fcgov.com or
(970) 221-6900, to discuss these requirements and how they apply to this
development.
SHOPWORKS CIVIL RESPONSE: Noted
Comment Number: 6
12/03/2024: Water conservation (standard comment):
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The water conservation standards for landscape and irrigation will apply.
Information on these requirements can be found at:
https://www.fcgov.com/utilities/watercode
SHOPWORKS CIVIL RESPONSE: Noted and followed
Comment Number: 7
12/03/2024: Separate Irrigation Tap (site specific comment)
A separate irrigation tap will be required to service this site unless it can be
proven that this site uses less than 30,000 gallons of water for irrigation annually.
RIPLEY RESPONSE: Thank you. While the irrigation plans are still being developed pending comments on the first round
of BDR, the applicant team is anticipating needing a 1” tap.
Comment Number: 8
12/03/2024: Landscape Plan and Hydrozone Table (standard comment):
For final plan, the Landscape Plan will need to include a hydrozone table for
outdoor irrigation that is broken out per tap. This is used to document the
outdoor water budget and determine water allotment requirements. For more
information, please see this webpage: www.fcgov.com/wsr-update
RIPLEY RESPONSE: A hydrozone table is provided that outlines the water use for the property.
Comment Number: 9
12/03/2024: Fees (standard comment):
Development and water supply requirement (WSR) fees and will be due at the
time the building permit is issued. Please contact our Utility Fee and Rate
Specialists at (970) 416-4252 or UtilityFees@fcgov.com for more information
or questions. Information on fees can also be found at:
www.fcgov.com/development-fees
VOLUNTEERS OF AMERICA RESPONSE: acknowledged.
Department: Light And Power
Contact: Luke Unruh lunruh@fcgov.com 970-416-2724
Topic: General
Comment Number: 1
12/03/2024: INFORMATION:
L&P has existing three phase along the east side of Mason St that could be
used to feed the proposed development. Is single or three phase power
anticipated for the proposed development?
SHOPWORKS ARCH RESPONSE: the project will have three phase power.
Comment Number: 2
12/03/2024: INFORMATION:
Any existing electric infrastructure that needs to be relocated as part of this
project will be at the expense of the developer. Please coordinate relocations
with Light and Power Engineering.
SHOPWORKS CIVIL RESPONSE: Existing electric infrastructure is not planned to be relocated with this project.
Comment Number: 3
22
12/03/2024:INFORMATION:
Electric capacity fees, development fees, building site charges and any system
modification charges necessary to feed the site will apply to this development.
Please contact me to discuss development fees or visit the following website for
an estimate of charges and fees related to this project:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen
t-development-fees
VOLUNTEERS OF AMERICA RESPONSE: acknowledged.
Comment Number: 4
12/03/2024: INFORMATION:
Any existing and/or proposed Light and Power electric facilities that are within
the limits of the project must be located within a utility easement or public
right-of-way. The utility easement for the transformer shall extent 3 feet past all
sides of the transformer pad.
SHOPWORKS CIVIL RESPONSE: Light and Power electric facilities are located within a utility easement or public right of
way. Transformer has been located and easement dimensions will be followed.
Comment Number: 7
12/03/2024: INFORMATION:
You may contact Luke Unruh with project engineering if you have questions.
(970) 416-2724 or lunruh@fcgov.com. You may reference Light & Power’s
Electric Service Standards at:
https://www.fcgov.com/utilities/img/site_specific/uploads/electricservicestandar
ds.pdf?1645038437
You may reference our policies, development charge processes, and use our
fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers
SHOPWORKS CIVIL RESPONSE: Noted, thank you
Comment Number: 8
12/03/2024: INFORMATION:
Please find a location for a transformer to feed the building
Transformer locations will need to be coordinated with Light & Power.
Transformers must be placed within 10 ft of a drivable surface for installation
and maintenance purposes. The transformer must also have a front clearance of
10 ft and side/rear clearance of 3 ft minimum. The transformer must have 2 ft
clearance from sidewalks and from the front face of the curb face. When located
close to a building, please provide required separation from building openings
as defined in Figures ESS4 - ESS7 within the Electric Service Standards.
Please show all proposed transformer locations on the Utility Plans.
SHOPWORKS ARCH RESPONSE: Transformer location is shown on the plans and setbacks have been followed, see
Architectural Level 1 Floor Plan for noted location
Comment Number: 11
12/03/2024: INFORMATION:
The service to the building will be considered a commercial service; therefore,
the applicant is responsible for installing the secondary service from the
23
transformer, or first point of connection to the meter(s) and will be owned and
maintained by the individual unit owner.
SHOPWORKS CIVIL RESPONSE: Noted, the development is anticipating running the secondary power from the
transformer to the building.
Comment Number: 12
12/03/2024: INFORMATION:
Single phase transformers are limited to a maximum of 8 runs of secondary,
not to exceed a wire size of 350KCMIL.
Three phase transformers are limited to a maximum of 12 runs of secondary,
not to exceed a wire size of 500KCMIL.
SHOPWORKS ARCH RESPONSE: acknowledged.
Comment Number: 13
12/03/2024: INFORMATION:
This project will need to comply with our electric metering standards. Electric
meter locations will need to be coordinated with Light and Power Engineering.
Residential units will need to be individually metered. Please gang the electric
meters on one side of the building, opposite of the gas meters. Reference
Section 8 of our Electric Service Standards for electric metering standards. A
link has been provided here:
https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStanda
rds_FINAL_18November2016_Amendment.pdf
SHOPWORKS ARCH RESPONSE: Electric meters have been provided per unit, they are ganged and located on the north
side of the building. The new transformer location is proposed on the north side off the access drive, see Architectural
Level 1 Floor Plan for noted location
Comment Number: 14
12/03/2024: INFORMATION:
A commercial service information form (C-1 form) and a one line diagram for all
commercial meters will need to be completed and submitted to Light & Power
Engineering for review. A C-1 form can be found here:
https://www.fcgov.com/utilities/business/builders-and-developers/development-f
Orms-guidelines-regulations
SHOPWORKS ARCH RESPONSE: we are in the process of finalizing the one-line and CT form.
Comment Number: 15
12/03/2024: INFORMATION:
Light and Power would like to remind you that all of our facilities must have a ten
foot clearance away from all water, wastewater, and storm sewer facilities. We
also require a three-foot clearance away from all other utilities with the
exception of communication lines.
SHOPWORKS CIVIL RESPONSE: Noted, this clearance has been maintained throughout the site.
Comment Number: 16
12/03/2024: INFORMATION:
The sooner you can get me a C1 form and -one line- diagram the better so I can
calculate the size of transformer needed.
24
We are experiencing material shortages and long lead times on certain
materials and unfortunately this is an industry wide issue. We typically have
stock of our transformers, and we work on a first come, first service basis with
our inventory stock. I know that this may be a bit unsettling, but we will have to
see what is available when this project gains City approval and progresses to
construction. I will add that our Standards Engineering group is working hard to
secure materials, including transformers, and orders have been placed with our
manufactures to replenish inventory.
SHOPWORKS ARCH RESPONSE: This has been noted, thank you for the comment.
Department: Environmental Planning
Contact: Kristie Raymond kraymond@fcgov.com
Topic: General
Comment Number: 1
11/19/2024: Generally an Ecological Characterization Study (ECS) is required
by City of Fort Collins Land Use Code (LUC) Article 5.6.1 as the site is within
500 feet of LUC defined natural habitats and features (wetland). However, as
there is an intervening road between the wetland and this property and the
property is a current infill site, the ECS is waived for this site. However, please
consider the use of native plants to complement the natural feature. Please refer
to the City of Fort Collins Vegetation Database
(https://www.fcgov.com/vegetation/) and the Natural Areas Department list of
native plants (http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf ).
RIPLEY RESPONSE: Thank you!
Comment Number: 2
11/19/2024: Consistent with City Plan and Nature in the City, the site needs to
highlight more naturalistic design elements. As an example, the utility plan and
landscape plan should consider the co-benefits of stormwater management and
landscape design principles. Best practices include but are not limited to tree
trenches, Silva cell technology, sunken landscape beds/islands, etc.
additionally, within landscaped areas, consider a planting pallet that promotes
pollinators resources and increased canopy coverage.
RIPLEY RESPONSE: Thank you for this information. We will continue developing the design and palette as we move
through the process.
Comment Number: 3
11/19/2024: City of Fort Collins Land Use Code [Article 5.10.1 (E)(3)], requires
that to the extent reasonably feasible, all plans be designed to incorporate water
conservation materials and techniques. This includes use of low -water-use
plants and grasses in landscaping or re-landscaping and reducing bluegrass
lawns as much as possible. Native plants and wildlife-friendly (ex: pollinators,
butterflies, songbirds) landscaping and maintenance are also encouraged.
Please refer to the Fort Collins Vegetation Database at
https://www.fcgov.com/vegetation/ and the Natural Areas Department’s Native
Plants document for guidance on native plants:
http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf.
RIPLEY RESPONSE: Acknowledged. Thank you.
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Comment Number: 4
11/19/2024: The City of Fort Collins is designated as a bird sanctuary for the
refuge of wild birds (Municipal Code Chapter 4, Division 8 - Wild Birds:
https://library.municode.com/co/fort_collins/codes/municipal_code?
nodeId=CH4ANIN_ARTIIAN_DIV8WIBI) and in order to satisfy the federal
Migratory Bird Treaty Act requirements, it is prohibited for any person at any
time in the City to abuse or injure any wild bird or damage a nest with eggs or
injure the young of any such bird. A professional ecologist or wildlife biologist is
required to complete the nesting survey linked below 5 -7 days before
conducting tree removal or trimming. If tree removal or trimming is planned,
please include the following note on the tree mitigation plan and landscape plan,
as appropriate:
"NO TREES SHALL BE REMOVED DURING THE SONGBIRD NESTING
SEASON (FEBRUARY 1 TO JULY 31) WITHOUT FIRST HAVING A
PROFESSIONAL ECOLOGIST OR WILDLIFE BIOLOGIST COMPLETE A
NESTING SURVEY 5-7 DAYS BEFORE TREE REMOVAL OR TRIMMING TO
IDENTIFY ANY ACTIVE NESTS EXISTING ON THE PROJECT SITE. THE
SURVEY SHALL BE SENT TO THE CITY ENVIRONMENTAL PLANNER. IF
ACTIVE NESTS ARE FOUND, THE CITY WILL COORDINATE WITH
RELEVANT STATE AND FEDERAL REPRESENTATIVES TO DETERMINE
WHETHER ADDITIONAL RESTRICTIONS ON TREE REMOVAL AND
CONSTRUCTION APPLY."
The Songbird Nesting Survey document:
https://www.fcgov.com/developmentreview/files/songbird-nesting-survey.pdf?16
89286309
RIPLEY RESPONSE: Note added.
Comment Number: 5
11/19/2024: INFORMATION:
The City of Fort Collins has many sustainability programs and goals that may
benefit this project. Of particular interest may be:
1) Zero Waste Plan and the Waste Reduction and Recycling Assistance
Program (WRAP) provides communication materials and on-site assessments
to support recycling program. Also provides rebates for new compost
programs: http://fcgov.com/recycling/wrap.php, contact Waste Reduction and
Recycling Team at recycling@fcgov.com.
2) Solar Rebate Program offers up to $50,000 in rebates to Fort Collins Utility
customers for the installation of solar PV: www.fcgov.com/solar, contact Rhonda
Gatzke at 970-416-2312 or rgatzke@fcgov.com
3) Integrated Design Assistance Program offers financial incentives and
technical support for new construction and major renovation projects. Must apply
early in the design phase: http://fcgov.com/idap, contact David Suckling at 970-
416-4251 or dsuckling@fcgov.com
SHOPWORKS ARCH RESPONSE: The property will include trash and recycling services for residents. Solar is anticipated
so the design team will contact the Utility Department for possible rebates. Integrated Design Assist Program has been
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applied for and our Schematic Design Charrette was held on April 1.
Department: Forestry
Contact: Christine Holtz choltz@fcgov.com
Topic: General
Comment Number: 1
11/26/2024: PRE-SUBMITTAL FORESTRY INVENTORY
There are existing trees onsite. Please schedule an on -site meeting with City
Forestry (choltz@fcgov.com) to obtain tree inventory and mitigation information.
Please note that these existing significant trees should be retained to the extent
reasonably feasible. This meeting should occur prior to the next round of review.
Forestry recommends scheduling the on-site tree inventory as early in the
design process as possible.
RIPLEY RESPONSE: Tree walk conducted and inventory has been prepared and submitted with this package.
Comment Number: 2
11/26/2024:
An “Existing Tree Removal Feasibility Letter” must be provided detailing
justification for all proposed existing tree removals on the development site. The
purpose of this letter is for the city to maintain a record of all proposed
significant tree removals and justifications. Existing significant trees within the
project’s Limits of Disturbance (LOD) and within natural area buffer zones shall
be preserved to the extent reasonably feasible. Streets, buildings, and lot
layouts shall be designed to minimize the disturbance to significant existing
trees. Where it is not feasible to protect and retain significant existing tree(s) or
to transplant them to another on-site location, the applicant shall replace such
tree(s) according to City mitigation requirements.
RIPLEY RESPONSE: Tree removal feasibility is included with this package.
Comment Number: 3
11/26/2024:
Please provide a landscape plan that meets the Land Use Code (LUC) 5.10.1
requirements. This should include the existing tree inventory, any proposed tree
removals with their locations clearly noted, a detail outlining the critical root
zones of each existing tree on the landscape plans, and any proposed tree
plantings (including species, size, quantity, and method of transplant). The
critical root zone is defined as 12 inches in radius per one inch in tree diameter
measured at 4.5 ft above the ground. The plans should also include the following
City of Fort Collins notes:
General Landscape Notes
Tree Protection Notes
Street Tree Permit Note, when applicable.
These notes are available from the City Planner or by following the link below
and clicking on Standard Plan Set Notes:
https://www.fcgov.com/developmentreview/applications.php
Required tree sizes and method of transplant for Affordable Housing
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developments:
Canopy Shade Tree: 1.0” caliper container or equivalent
Evergreen tree: 4.0’ height container or equivalent
Ornamental tree: 1” caliper container or equivalent
Canopy Shade Tree as a street tree on a Local or Collector street only: 1.25”
caliper container or equivalent
RIPLEY RESPONSE: Noted, and information included in BDR package.
Comment Number: 4
11/26/2024:
Please include locations of utilities on the landscape plan including but not
limited to water service/mains, sewer service/mains, gas, electric, streetlights,
and stop signs. Please adjust tree locations to provide for proper tree/utility
separation.
10’ from public water, sanitary, and storm sewer main lines
6’ from water or sewer service lines
4’ from gas lines
10’ from electric vaults
40’ between shade trees and arterial streetlights
15’ between ornamental trees and arterial streetlights
50’ from stop signs
RIPLEY RESPONSE: Noted, and utility separations have been prepared are updated.
Comment Number: 5
11/26/2024:
The LUC 5.10.1 standard for Tree Species Diversity states that to prevent
insect or disease susceptibility on a development site or in the adjacent area or
the district, species diversity is required, and extensive monocultures are
prohibited. The following minimum requirements shall apply to any development
plan:
Number of trees on site Maximum percentage of any one species
10-19 50%
20-39 33%
40-59 25%
60 or more 15%
According to Land Use Code 5.10.1(D)(c)(II), canopy shade trees shall
constitute at least (50%) of all tree plantings.
RIPLEY RESPONSE: Tree species diversity chart is included in the BDR package.
Comment Number: 6
11/26/2024:
Canopy shade trees should be planted at 30’ - -40’ spacing 5.10.1(D)(c)(I) in the
ROW along street frontages.
RIPLEY RESPONSE: acknowledged.
Comment Number: 7
11/26/2024:
Please adhere to the updated LCUASS standards, including 8’ minimum
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parkway widths.
RIPLEY RESPONSE: acknowledged.
Department: Park Planning
Contact: Missy Nelson mnelson@fcgov.com
Topic: General
Comment Number: 1
12/03/2024: For Parks, there will be a note required for the Final Landscape
plan set regarding ROW maintenance responsibilities. Thank you.
RIPLEY RESPONSE: Thank you. Please send along note to include in the plans.
Department: PFA
Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869
Topic: General
Comment Number: 1
12/02/2024: FIRE APPARATUS ACCESS – IFC 503.1.1
Fire access is required to within 150 feet of all exterior portions of any building,
or facility ground floor as measured by an approved route around the perimeter.
Any private alley, private road, or private drive serving as a fire lane shall be
dedicated as an Emergency Access Easement (EAE) and be designed to
standard fire lane specifications. In addition, aerial apparatus access
requirements are triggered for buildings in excess of 30' in height.
Mason Street is considered a 2 lane arterial road and cannot be considered for
standard access. If the building is equipped with an automatic fire sprinkler
system, Mason can be used for Aerial Access.
SHOPWORKS ARCH RESPONSE: Building is equipped with an automatic fire sprinkler system and Mason Street will be
used for Aerial Access.
Comment Number: 2
12/02/2024: FIRE LANE SPECIFICATIONS – IFC Appendix D Amendment
A fire lane plan shall be submitted for approval prior to installation. In addition to
the design criteria already contained in relevant standards and policies, any
new fire lane must meet the following general requirements:
-Fire lanes established on private property shall be dedicated by plat or
separate document as an Emergency Access Easement.
-Maintain the required 20 foot minimum unobstructed width & 14 foot minimum
overhead clearance. Where road widths exceed 20 feet in width, the full width
shall be dedicated unless otherwise approved by the AHJ.
-Access roads with a hydrant are required to be 26 feet in width.
-Additional fire lane requirements are triggered for buildings greater than 30
feet in height. Refer to Appendix D105 of the International Fire Code.
-Be designed as a flat, hard, all-weather driving surface capable of supporting
40 tons.
-Dead-end fire access roads in excess of 150 feet in length shall be provided
with an approved turnaround area for fire apparatus.
-Dead-end fire access roads used for aerial access shall be 30 feet in width
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-The required turning radii of a fire apparatus access road shall be a minimum
of 25 feet inside and 50 feet outside. Turning radii shall be detailed on
submitted plans.
-Dedicated fire lanes are required to connect to the Public Way unless
otherwise approved by the AHJ.
-Fire lane to be identified by red curb and/or signage, and maintained
unobstructed at all times.
-Fire lane sign locations or red curbing should be labeled and detailed on final
plans. Refer to LCUASS detail #1418 & #1419 for sign type, placement, and
spacing. Appropriate directional arrows required on all signs.
SHOPWORKS CIVIL RESPONSE: Existing fire lane at the north drive lane will remain and follows the specifications above.
Comment Number: 3
12/02/2024: AERIAL FIRE APPARATUS ACCESS ROADS – IFC Appendix
D105 Amendment
Buildings over 30' in height trigger additional fire lane requirements in order to
accommodate the logistical needs of aerial apparatus (ladder trucks). The
intent of the code is to provide for rescue operations and roof access via ladder
trucks when ground ladders cannot reach upper floors. Aerial access should
therefore be available on at least one entire long side of the building, located
within a minimum of 15 feet and a maximum of 30 feet from the building. Aerial
fire apparatus access roads shall have a minimum unobstructed width of 26
feet, exclusive of shoulders, in the immediate vicinity of the building or portion
thereof. Dead end access roads shall have a minimum width of 30 ft. Parapet
heights greater than 4' in height do not support ladder truck operations.
If Mason is used for Aerial Access, the street trees my need to be columnar type
trees and or spaced further apart to provide ladder access.
SHOPWORKS CIVIL RESPONSE: Mason Street is being utilized for aerial apparatus and required dimensions have been
provided.
Comment Number: 4
12/02/2024: BUILDINGS FOUR OR MORE STORIES IN HEIGHT
- ROOF ACCESS: New buildings four or more stories above grade plane,
except those with a roof slope greater than four units vertical in 12 units
horizontal (33.3 percent slope), shall be provided with a stairway to the roof.
Stairway access to the roof shall be in accordance with IFC 1011.12. Such
stairways shall be marked at street and floor levels with a sign indicating that the
stairway continues to the roof. Where roofs are used for roof gardens or for
other purposes, stairways shall be provided as required for such occupancy
classification (IFC 504.3).
-FIRE STANDPIPE SYSTEM: Standpipe systems shall be provided in new
buildings and structures in accordance with Section 905 of the 2021
International Fire Code. Approved standpipe systems shall be installed
throughout buildings where the floor level of the highest story is located more
than 30 feet above the lowest level of fire department vehicle access. The
standpipe system shall be capable of supplying a minimum of 100 psi to the top
habitable floor. An approved fire pump may be required to achieve this
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minimum pressure. Buildings equipped with standpipes are required to have a
hydrant within 100 feet of the Fire Department Connection (IFC Sections 905
and 913).
-HYDRANT FOR STANDPIPE SYSTEMS: Buildings equipped with a standpipe
system installed in accordance with Section 905 shall have a fire hydrant
capable of providing Fire Flow according to IFC B105.2, located within 100 feet
of the fire department connections.
SHOPWORKS ARCH RESPONSE: Access to the roof is provided at the south stair / main entry. Standpipes and an
additional hydrant will be provided.
Comment Number: 5
12/02/2024: ACCESS TO BUILDING OPENINGS – IFC 504.1
An approved access walkway leading from fire apparatus access roads to the
main egress door of the building shall be provided on this site. The walkway
shall be capable of providing access for emergency personnel and equipment.
Please provide details on site plan for the access walkway.
SHOPWORKS ARCH RESPONSE: Access has been provided to each exterior door.
Comment Number: 6
12/02/2024: PREMISE IDENTIFICATION: ADDRESS POSTING &
WAYFINDING – IFC section 505.1.1 amendment
Where possible, the naming of private drives is usually recommended to aid in
wayfinding. New and existing buildings shall be provided with approved
address identification. The address identification shall be legible and placed in
a position that is visible from the street or road fronting the property. Address
identification characters shall contrast with their background. Address numbers
shall be arabic numbers or alphabetical letters. Numbers shall not be spelled
out. The address numerals for any commercial or industrial buildings shall be
placed at a height to be clearly visible from the street. They shall be a minimum
of 8 inches in height unless distance from the street or other factors dictate
larger numbers. Refer to Table 505.1.3 of the 2021 IFC as amended. If bronze
or brass numerals are used, they shall only be posted on a black background for
visibility. Monument signs may be used in lieu of address numerals on the
building as approved by the fire code official. Buildings, either individually or
part of a multi- building complex, that have emergency access lanes on sides
other than on the addressed street side, shall have the address numbers and
street name on each side that fronts the fire lane.
SHOPWORKS ARCH RESPONSE: This has been noted, thank you for the comment.
Comment Number: 7
12/02/2024: GROUP R SPRINKLER SYSTEMS
New multi-family buildings above 4 stories or with floor levels 30 feet above fire
department vehicle access shall be provided with NFPA13 fire suppression systems.
New multi-family buildings 4 stories or less or with floor levels 30 feet and below
fire department vehicle access shall be provided with minimum NFPA13R fire
suppression systems and Attic Protection as amended in 903.3.1.2.3
SHOPWORKS ARCH RESPONSE: NFPA13 fire suppression system will be provided.
Comment Number: 8
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12/02/2024: FIRE DEPARTMENT HOSE CONNECTION
- IFC 912.2: Fire Department Connections shall be installed in accordance with
NFPA standards. Fire department connections shall be located on the street
side of buildings, fully visible and recognizable from the street or nearest point
of fire department vehicle access. The location of the FDC will be reviewed at
construction and the sprinkler system permit.
An underground fire line permit is required by the Poudre Fire Authority. As per
Colorado state law (8 CRR 1507-11), individuals or companies installing
underground supply lines from public water supplies to fire sprinkler system
risers, standpipes, and other fire protection systems must be registered with the
State of Colorado Division of Fire Prevention and Control (DFPC) as a “FIRE
SUPPRESSION SYSTEM CONTRACTOR – UNDERGROUND”. Permit
applications should include a current business name and registration number.
As per DFPC records, currently registered individuals and companies can be
found here:
https://dfpc.colorado.gov/sites/dfpc/files/2021%20Suppression%20Contractor
%20Registrations.pdf
Additional information regarding requirements of Colorado state law can be
found here: https://dfpc.colorado.gov/fire-suppression-system-contractors
SHOPWORKS ARCH RESPONSE:
Comment Number: 9
12/02/2024: FIRE ALARM AND DETECTION SYSTEMS
Fire alarm systems and smoke detection shall be installed as required by IFC
Section 907.2.1 through 907.2.23. and provide occupant notification in
accordance with IFC Section 907.5
SHOPWORKS ARCH RESPONSE: This has been noted, thank you for the comment.
Comment Number: 10
12/02/2024: KEY BOXES REQUIRED - IFC 506.1 and Poudre Fire Authority
Bureau Policy P-13-8.11
Poudre Fire Authority requires at least one key box ("Knox Box") to be mounted
in an approved, exterior location (or locations) on every new or existing building
equipped with a required fire sprinkler or fire alarm system. The box shall be
positioned 3 to 6 feet above finished floor and within 10 feet of the front door, or
closest door to the fire alarm panel. Exception can be made by the PFA if it is
more logical to have the box located somewhere else on the structure. Knox
Box size, number, and location(s) to be determined at building permit and/or by
time of final CO.
All new or existing Knox Boxes must contain the following keys as they apply to
the building:
- Exterior Master
- Riser room
- Fire panel
- Elevator key if equipped with an elevator
The number of floors determines the number of sets of keys needed. Each set
will be placed on their own key ring.
- Single story buildings must have 1 of each key
- 2--3 story buildings must have 2 of each key
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- 4+ story buildings must have 3 of each key
For further details or to determine the size of Knox Box required, contact the
Poudre Fire Authority.
SHOPWORKS ARCH RESPONSE: This has been noted, thank you for the comment.
Comment Number: 11
12/02/2024: WATER SUPPLY – Commercial/Multi-family
Hydrant spacing and flow must meet minimum requirements based on type of
occupancy. A fire hydrant capable of providing Fire Flow according to IFC
B105.2 is required within 300 feet of any portion of a commercial building as
measured along an approved path of vehicle travel. For the purposes of this
code, hydrants on the opposite side of arterial roadways are not considered
accessible to the site.
An exception to this rule pertains to buildings equipped with a standpipe system
which require a hydrant within 100 feet of any Fire Department Connection (FDC).
SHOPWORKS CIVIL RESPONSE: An additional hydrant has been added to adhere to the hose pull and FDC proximity
requirements.
Comment Number: 12
12/02/2024: EMERGENCY RESPONDER RADIO COMMUNICATION -
AMPLIFICATION SYSTEM TEST New and existing buildings require a fire
department emergency communication system evaluation after the core/shell
but prior to final build out. For the purposes of this section, fire walls shall not be
used to define separate buildings. Where adequate radio coverage cannot be
established within a building, public-safety radio amplification systems shall be
designed and installed in accordance with criteria established by Poudre Fire
Authority. The installation of required ERRC systems shall be reviewed and
approved under a separate permit process through PFA.
LOCAL EXCEPTION: PFA will waive the testing requirement and system
installation in all buildings less than 10,000 sq. ft. and any Type V construction
building less than 15,000 sq. ft. PFA policy P15 -510.1
SHOPWORKS ARCH RESPONSE: This has been noted, thank you for the comment.
Comment Number: 13
12/02/2024: ALTERNATIVE MATERIALS, MODIFICATIONS AND METHODS
Where a project conflicts with fire code compliance, the intent of the fire code
may be met via alternative materials, modifications, or methods, where
approved by the fire code official. As per Sections 104.8, 104.9 and 104.10 of
the 2021 International Fire Code (IFC), the fire code official has the authority to
review alternatives proposed in accordance with these sections and consider
them for approval. An alternative methods request letter and any supporting
documentation must be submitted to the Fire Marshal for review and approval,
prior to final development plan approval. The letter and supporting
documentation must include language that supports the requirements of the
previously mentioned sections. If alternatives are approved by the Fire Marshal,
this approval must become a part of the permanent record of the final
development plan and must be included in the code analysis of any design
SHOPWORKS ARCH RESPONSE: This has been noted, thank you for the comment.
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construction documents.
Comment Number: 14
12/02/2024: INFORMATION – CODES AND LOCAL AMENDMENTS
Poudre Fire Authority has adopted the 2021 International Fire Code (IFC).
Development plans and building plan reviews shall be designed according to
the adopted version of the fire code as amended.
- Copies of our current local amendments can be found here:
https://www.poudre-fire.org/programs-services/community-safety-services-fire-p
revention/fire-code-adoption
- Free versions of the IFC can be found here: https://codes.iccsafe.org
SHOPWORKS ARCH RESPONSE: The design meets the requirements of the 2021 IFC.
Comment Number: 15
12/02/2024: PLAN REVIEW SUBMITTAL
When you submit for your building permit though the City of Fort Collins please
be advised Poudre Fire Authority is an additional and separate submittal. The
link for Poudre Fire Authority’s plan review application can be found at
https://www.poudre-fire.org/online-services/contractors-plan-reviews-and-permit
s/new-building-plan-review-application.
SHOPWORKS ARCH RESPONSE: This has been noted, thank you for the comment.
Department: Internal Services
Contact: Russell Hovland rhovland@fcgov.com 970-416-2341
Topic: Building Insp Plan Review
Comment Number: 1
11/18/2024: BUILDING PERMIT:
Construction shall comply with adopted codes as amended. Current adopted
codes are:
2021 International Building Code (IBC) with local amendments
2021 International Existing Building Code (IEBC) with local amendments
2021 International Energy Conservation Code (IECC) with local amendments
2021 International Mechanical Code (IMC) with local amendments
2021 International Fuel Gas Code (IFGC) with local amendments
2021 International Swimming Pool and Spa Code (ISPSC) with local amendments
Colorado Plumbing Code & state amendments (currently 2021 IPC)
2020 National Electrical Code (NEC) as amended by the State of Colorado
Copies of current City of Fort Collins code amendments can be found at
fcgov.com/building.
The new 2024 buildings codes will be adopted in 2025.
· Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017.
· Snow Live Load: Ground Snow Load 35 PSF.
· Frost Depth: 30 inches.
· Wind Loads: Risk Category II (most structures):
· 140mph (Ultimate) exposure B or Front Range Gust Map published by The
Structural Engineer's Association of Colorado
· Seismic Design: Category B.
34
· Climate Zone: Zone 5
· Energy Code: 2021 IECC commercial chapter.
INFORMATIONAL ITEMS:
· Commercial occupancies must provide 10ft setback from property line and 20
feet between other buildings or provide fire rated walls and openings per
chapter 6 and 7 of the IBC.
· City of Fort Collins adopted International Fire Code (IFC) and amendments to
the 2018/2021 IFC require a full NFPA-13 sprinkler system per IBC chapter 9 or
when building exceeds 5000 sq.ft. (or meet fire containment requirements).
· Buildings using electric heat, must use heat pump equipment.
· A City licensed commercial general contractor is required to construct any new
commercial structure.
· Plans must be signed and stamped by a Colorado licensed architect or
engineer and must be included in the permit application.
· Electric vehicle parking spaces are now required per local amendment to the
IBC. See section 3604.
· For projects located in Metro Districts, there are special additional code
requirements for new buildings. Please contact the plan review team to obtain
the requirements for each district.
Building Permit Pre-Submittal Meeting:
For new buildings, please schedule a pre-submittal meeting for any new
commercial or multi-family building with Building Services for this project.
Pre-Submittal meetings assist the designer/builder by assuring, early on in the
design, that the new projects are on track to complying with all of the adopted
City codes and Standards.
SHOPWORKS ARCH RESPONSE: The design currently meets 2021 building codes, it is anticipated the 2024 codes will be
adopted in the beginning of 2026.
Department: Technical Services
Contact: Jeff County jcounty@fcgov.com 970-221-6588
Topic: General
Comment Number: 1
11/26/2024: All development plans are required to be on the NAVD88 vertical
datum. Please make your consultants aware of this, prior to any surveying
and/or design work. Please contact our office if you need up to date Benchmark
Statement format and City Vertical Control Network information.
SHOPWORKS CIVIL RESPONSE: Fort Collins B.M. added to the plans. NAVD88 vertical datum was used for survey.
Comment Number: 2
11/26/2024: If submitting a replat is required for this property/project, the
title/name may not begin with addresses in numeral form. Address numbers
must be spelled out. Please contact our office with any questions.
SHOPWORKS CIVIL RESPONSE: Noted, no replat is being provided.
Comment Number: 3
11/26/2024: If a Subdivision Plat is required and aliquot corners are shown,
35
current acceptable Monument Records will be required. These are required with
Round 1 submittal.
SHOPWORKS CIVIL RESPONSE: Noted, no replat is required for development.
Comment Number: 4
11/26/2024: Closure reports will be required for all Subdivision Plats,
Easements, and any other document requiring a legal description & sketch
being submitted for review. These are required with Round 1 submittal.
SHOPWORKS CIVIL RESPONSE: Noted, no replat is required for development.